Duplex with Granite
For Sale
$355,000
6866 Lakeview Dr, San Antonio, TX 78244
Two-level duplex featuring updated kitchen finishes, fenced outdoor space, and a mix of ceramic tile and carpet flooring.
Property Size2,606 SF
Price / SF$136.22
Days on Market43
Property Features for 6866 Lakeview Dr
General Information
Standard status
Active
Size
2,606 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
2019
Listing Agency:
Clark Realty & Associates,LLC
Listed By:
Kevin Clark
(210) 655-5355
Source:
Shebaramos
Added: Jul 22
Changed: Aug 27
Last Checked: Sep 1 at 10:39PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Clark Realty & Associates,LLC
Investment Insights
Based on property information with market context.
Built in 2019, this 2,606 SF duplex combines practical residential income use with contemporary interior finishes. The living room includes tray ceilings and crown molding, while the kitchen features granite countertops and black appliances. Ceramic tile covers the first floor, with carpet upstairs. A privacy-fenced backyard adds defined outdoor space, and front yard lawn care is included.
The property is positioned in San Antonio’s Northeast area, with Fort Sam Houston and Randolph AFB located minutes away. Interior photographs were taken before tenant move-in and may not reflect current occupancy or condition.
The property is positioned in San Antonio’s Northeast area, with Fort Sam Houston and Randolph AFB located minutes away. Interior photographs were taken before tenant move-in and may not reflect current occupancy or condition.
Key Highlights
- 2019‑built duplex with 2,606 SF of property size
- Located in San Antonio’s Northeast area
- Minutes from Fort Sam Houston and Randolph AFB
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$29,995
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.45%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$599,900
$599.9K
Cap Rate 7%
$428,500
$428.5K
Cap Rate 9%
$333,278
$333.3K
Market Conditions
NOI Build-Up for 2,606 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$45.3K $17.40/SF
− Vacancy
−$2.5K −$0.96/SF
EGI
$42.9K $16.44/SF
− OpEx
−$12.9K −$4.93/SF
NOI
$30.0K $11.51/SF
Area
San Antonio, TX
Vacancy
5.50%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$599,900
Cap Rate 7%
$428,500
Cap Rate 9%
$333,278
Alternative Uses
Best Use
Multifamily LT 5
$428.5K
$374.9K – $499.9K
NOI $29,995 @ 7.0% cap · market cap 8.45%
Second Best
Apartment 5plus
$380.3K
$332.8K – $443.7K
NOI $26,620 @ 7.0% cap · market cap 7.50%
Theoretical Best
Office A
$664.7K
$581.7K – $775.5K
NOI $46,532 @ 7.0% cap · market cap 13.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
376
Businesses Nearby
Explore this area
Business Placement
Demographics for 78244, TX
35,801
Population
12,978
Households
2.8
Avg Household Size
33
Median Age
24%
College-Educated
88%
High-School Grad
7.5 sq mi
ZIP Area
4,773
Density / Sq Mi
$67,789
Median Household Income
$36,788
Median Earnings
$1,552
Median Rent
$195,400
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-level duplex featuring updated kitchen finishes, fenced outdoor space, and a mix of ceramic tile and carpet flooring.
Where is this duplex located?
The property is located at 6866 Lakeview Dr San Antonio, TX.
What is the asking price?
The asking price for this property is $355,000.
What are key features of this property?
This property features: 2019‑built duplex with 2,606 SF of property size; Located in San Antonio’s Northeast area; Minutes from Fort Sam Houston and Randolph AFB
